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Commission tentatively approves R3/R4 language changes and begins comprehensive definition rewrite
Summary
Madison County planners recommended aligning R3 and R4 language on public-water/sewer availability, commissioners endorsed the change for May public hearing and then spent substantial time reviewing and modernizing Article 20 definitions and open-space/density rules (including a debated 40% open-space proposal).
At the March 18 workshop the Planning Commission moved to make R3 language consistent with the R4 draft by specifying that an R3 or R4 zone “shall only be established where public water and sewer facilities are available or are programmed for extension concurrent with development.” Staff said the change will be advertised for a May public hearing.
Commission discussion then turned to open-space and density policy. Staff proposed a 40% minimum open-space requirement (measured as a percentage of gross project area) for certain residential projects to preserve community character and offset fiscal impacts. Some commissioners said 40% is a reasonable industry-standard starting point and helps avoid large swaths of impermeable coverage; others warned that a rigid 40% minimum could make small-lot development infeasible and disadvantage individual landowners, urging either a graduated scale or clearer exemptions.
The bulk of the meeting after that was a detailed, clause-by-clause review of Article 20 — definitions — where staff presented proposed standardized definitions (dwelling, dwelling unit, townhouse/attached dwelling, gross project area, total lot area, etc.) and annotated illustrations. Commissioners supported a comprehensive cleanup and tasked staff to prepare a draft ordinance amendment, cross-reference the R3/R4 edits and to watch ongoing state legislation (HB 655 on manufactured housing) that will require additional updates.
Next steps: staff will draft the R3/R4 text for advertisement, prepare annotated definition revisions for further review, and return with materials and recommended permit language before the May hearing cycle.
